Then it will go smooooth when it counts (*knocks on wood).  5) I rarely use incentives but it really depends on the situation.  

it's the blade that counts my ryobi crappy chop saw is 15 yrs old.  

So, 85% of 100k = 85k less expenses of 45K = $40K net not the $55K you're stating.But you only need $35K to build the duplex (BTW: I'm seriously skeptical on that number - materials must be a lot cheaper in GA) so you'll have just barely enough to build both.Total Rent = $1200 a month and you don't have anything in (not counting the labor).

If you want to move faster, up your piece count, but bear in mind that the number of touches is very important.You are absolutely not failing at direct mail....just a little impatient.  

Count me in as rooting for you to be really successful on this third flip of yours.

Anything also I may be of help count on...

the count down begins...

Would lenders count the income coming from the property?  

As long as it is in livable condition you have a place to live and can charge other students dis count rent to pay down the mortgage (it's obviously more complicated than that but it's a solid starting point).Good luck and congratulations for starting so young...!!!

Image counts.